The Complete Guide to Short Term Let Licensing in Highland 2025

If you run a holiday let, B&B, or Airbnb in the Highlands, you must now have a short term let (STL) licence. Since October 2022, every host in Scotland has been required to apply, and Highland Council enforces the rules across one of the largest rural areas in the UK.

This guide explains how Highland’s scheme works in 2025 — what you need, what it costs, common pitfalls, and how to stay compliant without losing days to admin.

Why Licensing Exists

The rules come from national law, introduced to:

• Protect guest safety

• Respond to housing pressures in popular tourist areas

• Standardise standards across councils

Highland must follow national regulations, but it sets its own fees, timelines, and process detail.

Sources:
https://www.gov.scot/publications/short-term-lets/
https://www.legislation.gov.uk/ssi/2022/32/contents

Who Needs a Licence in Highland

You must apply if you:

• Let out a whole property for short stays (holiday cottages, self-catering units, Airbnbs)

• Let out a room in your home, even if you live there

• Let out a secondary property such as a flat or converted barn

Exemptions are rare. They mainly cover home swaps, temporary worker accommodation, or one-off short lets during events.

Source: https://www.mygov.scot/short-term-let-licences/legal-requirements

The Highland Application Process

1. Check whether planning permission applies. In Highland, this may be required in designated control areas.

2. Gather the required safety and insurance documents.

3. Apply through the Highland Council portal.

4. Pay the licence fee (based on occupancy and property type).

5. Wait while the council processes your application — inspections may be carried out.

Highland’s large geography means timelines vary, but applicants should expect several months for processing.

Source: https://www.highland.gov.uk/info/20021/short_term_lets/1021/short_term_lets_licensing

What Every Licence Requires

Highland follows the same national mandatory conditions as other councils:

• Annual Gas Safety Certificate

• Electrical Installation Condition Report (every 5 years)

• Portable Appliance Testing (annually if applicable)

• Interlinked smoke and heat alarms

• Carbon monoxide alarms

• Public liability insurance

• Fit and proper person check

These documents must be submitted and kept up to date throughout your licence.

Fees in Highland (2025)

Highland Council fees depend on property size and occupancy:

• Small properties (up to 4 guests): around £317

• Medium properties (5–8 guests): around £636

• Larger properties (9–16 guests): £1,045

• Very large properties (17+ guests): up to £1,458

Renewal fees are similar to new applications.

Source: https://www.highland.gov.uk/info/20021/short_term_lets/1021/short_term_lets_licensing

Renewals and Ongoing Compliance

Licences last for up to three years. Renewal requires:

• Submitting updated safety certificates

• Paying the renewal fee

• Confirming continued compliance with licence conditions

If you miss renewal dates or let certificates lapse, your licence can be suspended or refused.

Penalties for Non-Compliance in Highland

Running a property without a licence is a criminal offence. Highland Council can:

• Fine you up to £2,500

• Suspend or revoke your licence

• Close down your property

Enforcement is becoming more active in 2025, especially in popular tourist destinations across the region.

Source: https://www.gov.scot/publications/short-term-lets/

Common Mistakes by Hosts in Highland

• Assuming rural properties are exempt (they are not)

• Forgetting to renew safety certificates on time

• Missing planning permission requirements in control areas

• Misplacing key documents across multiple properties

• Relying on informal tracking methods (notes, spreadsheets, WhatsApp)

How to Stay Compliant Without the Stress

Highland is a particularly challenging council to deal with — a large rural area, varying local planning rules, and a wide range of property types. Compliance does not need to consume your time if you use the right system.

Breezyhost helps Highland hosts by:

• Tracking each property’s compliance automatically

• Storing certificates securely with reminders before expiry

• Providing Highland-specific checklists

• Assigning tasks to contractors or team members

• Sending alerts before deadlines

This takes the stress out of compliance and helps you avoid costly mistakes.

References

Scottish Government, "Short term lets: regulation information" — https://www.gov.scot/publications/short-term-lets/
The Civic Government (Scotland) Act 1982 (Licensing of Short-term Lets) Order 2022 — https://www.legislation.gov.uk/ssi/2022/32/contents
MyGov.Scot, "Legal requirements for short term let accommodation" — https://www.mygov.scot/short-term-let-licences/legal-requirements
Highland Council, "Short term lets licensing" — https://www.highland.gov.uk/info/20021/short_term_lets/1021/short_term_lets_licensing